Agenda item

Replacing 2 existing brick former telephone exchange buildings with a new, one-bedroom residential dwelling, with live work studio above, re-using the existing access and parking area (as amplified by Transport and Agricultural Information received 8 October and 19 October 2020 respectively. Energy Statement received on 13 January 2021 and amended by drawing no. 20 TECB PPB02 rev D received on 1 February 2021 to revise garden layout and external wall material).

The committee considered application P20/S2712/FUL for replacing 2 existing brick former telephone exchange buildings with a new, one-bedroom residential dwelling, with live work studio above, re-using the existing access and parking area (as amplified by Transport and Agricultural Information received 8 October and 19 October 2020 respectively. Energy Statement received on 13 January 2021 and amended by drawing no 20 TECB PPB02 rev D received on 1 February 2021 to revise garden layout and external wall material) at the Old Telephone Exchange, Church Road, Benson.

Consultations, representations, policy and guidance, and the site’s planning history were detailed in the officer’s report, which formed part of the agenda pack for the meeting.

The planning officer reported that this application had been referred to the committee as a result of highways safety concerns expressed by one of the local councillors. The application sought planning permission for the demolition of existing buildings and the erection of a detached one-bedroom dwelling with a live-work studio above. The existing access from Church Road would be retained and a driveway created to accommodate one car parking space. It was also reported that the initial comments from the highway officer at Oxfordshire County Council (OCC) recommended that the proposed development should be refused on safety grounds.  At that time it was OCC’s view that the previous telephone exchange use would have generated a low level and infrequent number of vehicular movements, but the proposed development would increase the regularity of movements and their number.  A transport statement had been submitted to address those concerns and in the light of this the highway officer at present had no objection to the proposal.

Councillor Bill Pattison, a representative of Benson Parish Council, spoke objecting to the application.  A statement by Councillor Pattison on behalf of Benson PC, had been sent to committee by democratic services officer prior to the meeting.

Mr. Geoffrey Harcourt, a local resident, spoke objecting to the application.

A statement by Dr. Karen Edwards, a local resident, objecting to the application, had been sent to the committee by the democratic services officer prior to the meeting.

Ms. Amanda Walker, the agent, spoke in support of the application.

Councillor Andrea Powell, a local ward councillor, spoke objecting to the application.

Councillor Sue Cooper, a local ward councillor, spoke objecting to the application. A statement by Councillor Cooper had been sent to the committee by the democratic services officer some days prior to the meeting.

The committee expressed concern at the cramped nature of the site, which would not be in keeping with the character of this part of Benson and which would be unneighbourly. It also had concerns regarding highway safety in connection with access and egress to the site. Also, the committee contended that the parking arrangements were unsatisfactory, as they were likely to lead to vehicles reversing into the highway.

A motion moved and seconded, to refuse planning permission was carried on being put to the vote.

RESOLVED: to refuse planning permission for application P20/S2712/FUL, for the following reasons;

1.             That having regard to the limited size of the site and proximity of the development to its boundaries the proposal would comprise a cramped overdevelopment of the site which would be out of keeping with the character and appearance of the immediate area. As such the proposal would be contrary to policies DES5, DES6 and H1 of the South Oxfordshire Local Plan 2035.

2.             That having regard to the restricted size of the site, the proximity of windows to the site boundaries and the inability of future owners to ensure that the boundaries would remain open in the long term the proposal fails provide a satisfactory quality of outlook and living environment for future residents. As such the proposal would be contrary to policies DES5 and DES6 of the South Oxfordshire Local Plan 2035.

3.             The proposal would be highly likely to lead to a material increase in the use of the existing access. Having regard to the location of the access close to a busy junction and with limited visibility onto Church Road the parking arrangement, which would lead to vehicles reversing out onto the highway, would be harmful to pedestrian and vehicular safety in the vicinity. As such the proposal would be contrary to policy TRANS5 of the South Oxfordshire Local Plan 2035 and conflict with paragraph 109 of the NPPF.